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HomeMy WebLinkAboutFindingsOFFICIALS WILLIAM G. BERG, JR., City Clerk JANICE L. SMITH, City Treasurer GARY D. SMITH, P.E., City Engineer BRUCE D. STUART, Water Works Supt. JOHN T. SHAWCROFT, Waste Water Supt. DENNIS J. SUMMERS, Parks Supt. SHARI L. STILES, P & Z Administrator PATTY A. WOLFKIEL, DMV Supervisor KENNETH W. BOWERS, Fire Chief W.L. "`BILL" GORDON; Police Chief WAYNE G. CROOKSTON, JR., Attorney HUB OF TREASURE VALLEY A Good Place to Live CITY OF MERIDIAN 33 EAST IDAHO MERIDIAN, IDAHO 83642 Phone (208) 888-4433 • FAX (208) 887-4813 Public WorksBuilding Department (208) 887-2211 Motor Vehicle/Drivers License (208) 888-4443 ROBERT D. CORRIE Mayor MEMORANDUM: To: Planning & Zoning Commission/Mayor & City Council From: Bruce Freckleton, Assistant to City Engineer Shari Stiles, Planning & Zoning Administrator COUNCIL MEMBERS WALT W. MORROW, President RONALD R. TOLSMA CHARLES M. ROUNTREE GLENN R. BENTLEY P & Z COMMISSION JIM JOHNSON, Chairman MALCOLM MACCOY KEITH BORUP RON MANNING BYRON SMITH October 9, 1997 Re: Application for Annexation and Zoning to C-G with a Conditional Use Permit for Chelsea Square Retail Shopping Plaza by Tom Bevan and W. B. Casarelli ~Ve have reviewed this submittal and o.,~`er the following comments, as conditions of the application. These conditions shall be considered in fold, unless expressly modified or deleted by motion of the Meridian City Council: ANNEXATION & ZONING: 1. The legal description submitted with the application for annexation and zoning appears to have one minor error in the bearing along the north boundary of Section 8, T.3N., R.lE., B.M., to the Point of Beginning. Please revise and resubmit to the City Clerk's office for review. 2. The request for C-G along the frontage of Fairview Avenue is consistent with the Meridian Comprehensive Plan. 3. A development agreement incorporating detailed conditions of approval is required as a condition of annexation. CONDITIONAL USE: (GENERAL COMMENTS) 1. Any existing irrigation/drainage ditches crossing the property to be included in this project, shall be tiled per City Ordinance 11-9-605.M. Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users association, with written confirmation of said approval submitted to the Public Works Department • • P&Z Commission/Mayor & Council October 9, 1997 Page 2 2. Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service per City Ordinance Section 5-7-517. Wells may be used for non-domestic purposes such as landscape irrigation. 3 , Determine the seasonal high groundwater elevation, and submit a profile of the subsurface soil conditions as prepared by a soil scientist with street development plans. 4. Water service to this development is contingent upon positive results from a hydraulic analysis by our computer model. 5. Coordinate fire hydrant placement with the Meridian Public Works Department. 6. Submit ten copies of the revised Site Plan incorporating required changes to the City Clerk's Office a minimum of one week prior to the hearing by the Meridian City Council. (SITE SPECIFIC COMMENTS) 1. Sanitary sewer service to this site will be via an extension of an existing mainline located in Wilson Lane. Approval of this application needs to be contingent upon our ability to accept the additional sanitary sewage generated by this proposed development. Applicant will be responsible to construct the sewer mains to and through this proposed development. Subdivision designer to coordinate main sizing and routing with the Public Works Department. Sewer manholes are to be provided to keep the sewer lines on the south and west. sides of centerline. 2. Water service to this site will be via extensions of an existing ten-inch diameter main located in Wilson Lane. Applicant will be responsible to construct the water mains to and through this proposed development. Applicant is to coordinate main sizing and routing with the Public Works Department. 3. High-pressure sodium streetlights will be requ' ed at locations designated by the Public Works Department. All streetlights shall be ' led at Applicant's expense. Typical locations are at street intersections and/or fire ydrants. 4. Provide parking lot lighting plans to the Meri ' Public Works Department. Illumination of the site shall be designed to not cause glare adversely impact neighboring residential properties or the traveling public, as determin by the City of Meridian. P&Z Commission/Mayor & Council October 9, 1997 Page 3 5. A, drainage plan designed by a State of Idaho lic shall be submitted to the City Engineer with talc areas. All site drainage shall be contained and 5. The requirements for D&B Supply called for required right-of--way along Fairview Avenue. the west of the proposed site, must also meet th. this project shall construct a berm adjacent to Avenue a minimum of 25 feet in width ranging parking area from two feet to four feet. The Fairview Avenue berm will be landscaped a detailed landscape plan to be submitted by d plan shall be submitted for review and approv application. A minimum of one three-inch calf required. n architect or engineer is required and ns (Ord. 557, 10-1-91) for all paved sed of on-site. minimum 25-foot-wide berm beyond he Econo-Cube Subdivision, directly to requirement. The Owner/Applicant on ~e south right-of-way line of Fairview i height above the grade of the adjacent d sprinkler irrigated in accordance with doper and approved by the City. Said prior to submittal of a building permit r tree per 1,500 square feet of asphalt is Applicant should provide certification by a lands~ape architect that three-inch caliper trams will thrive in the four-foot wide planter area and t spacing shown. Bumpers overhanging the planting strips would compromise the viabil 7. Comply with ACRD policy/approval for locatic cross access agreements. A copy of the recor~ way on Wilson Lane and Fairview Avenue, alc County Highway District, is required prior to 0 of-way width needs to be dedicated on Wilson 8. Permanent easements will need to be dedicated utilities. of trees in this area. and width of accesses and any necessary 3 warranty deed for additional right-of- with a letter of approval from the Ada ~.ining a building permit. The full right- ane to allow construction of utilities. the property for extension of .public 9. Applicant will be required to construct curb, gu rand five-foot-wide sidewalk along the frontage of Wilson Lane, and five-foot-wide s arated sidewalk along the frontage of Fairview Avenue. All pedestrian walkways wi 'n the development should be a minimum of five feet wide. 10. All parking stalls are to be a minimum of 9'x19' with 25' driveways per City Ordinance. The parking layout shown does not meet these requirements. Compact stalls may only be approved with the approval of the Planning & Zoning Commission. Based on a square footage of 8,000, 40 parking spaces are required. The number of parking spaces proposed P&Z Commission/Mayor & Council October 9, 1997 Page 4 exceeds this requirement; however, required spaces will be based on individual tenant square footages. The four-foot-wide landscape medians should be removed and wider landscape islands provided at each end of the center parking areas. 11. Provide signage for handicapped accessible stalls in accordance with ADA. 12. All signage shall be in accordance with the standards set forth in Section 11-2-415 of the City of Meridian Zoning and Development Ordinance, the Uniform Sign Code, and shall receive design approval of the Planning & Zoning Department. A-frame and other temporary signs will not be permitted and will be removed upon 3 days notice to the Applicant. Sign permits are needed for all signage. Applicant indicates a single monument sign for all tenants of the center, and only one such sign is approved along the Fairview Avenue frontage as a condition of approval.. Council may want to specifically review individual signage. 13. Screened trash enclosures are to be provided per City Ordinance. Coordinate dumpster site locations with the City's solid waste contractor, Sanitary Services, Inc. Provide verification from Sanitary Services that the 14-foot driveway width is adequate for gathage trucks. Locate dumpsters so as not to impede fire access. The Fire Marshal has indicated that, unless all buildings are provided with a fire protection system, the minimum unencumbered driveway width around all buildings is 20 feet. 14. The orientation of the buildings would not appear to lend itself to very desirable curb appeal and visibility, for tenants wishing to locate here. 15. The photocopied view of the proposed building indicates split masonry would be used, although the view does not appear to depict this type of material. Please present additional information (i.e., photographs) of the actual construction materials. The P&Z Commission may also request elevations and color schemes for the entire development. 16. Significant changes from the site plan approved under this conditional use permit, as determined by the Planning & Zoning Administrator, will require re-noticing and rehearing before the Planning & Zoning Commission and Council. • MERIDIAN PLANNING & ZONING COMMISSION MEETING: October 14.1997 APPLICANT: TOM BEVAN AGENDA ITEM NUMBER: 9 REQUEST: RUBLIC HEARING: REQUEST FOR ANNEXATION/ZONING OF 1.8 ACRES TO C-G AGENCY CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY: CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: MERIDIAN SCHOOL DISTRICT: MERIDIAN POST OFFICE: ADA COUNTY HIGHWAY DISTRICT: ADA COUNTY STREET NAME COMMITTEE: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: SETTLERS IRRIGATION: IDAHO POWER: US WEST: INTERMOUNTAIN GAS: BUREAU OF RECLAMATION: COMMENTS SEE ATTACHED COMMENTS SEE ATTACHED COMMENTS "REVIEWED" 1 SEE ATTACHED COMMENTS Y~ 1 Ci SEE ATTACHED COMMENTS SEE ATTACHED COMMENTS L~ f~k~ OTHER: All Materials presented at public meetings shall become property of the City of Meridian. • i MERIDIAN PLANNING & ZONING COMMISSION MEETING: November 12.1997 APPLICANT: TOM BEVAN AGENDA ITEM NUMBER: 6 REQUEST: FINDINGS OF FACT AND CONCLUSIONS OF LAW FOR ANNEXATION20NING OF 1.8 ACRES TO C-G AGENCY CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY: CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: MERIDIAN SCHOOL DISTRICT: MERIDIAN POST OFFICE: ADA COUNTY HIGHWAY DISTRICT: ADA COUNTY STREET NAME COMMITTEE: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: SETTLERS IRRIGATION: IDAHO POWER: US WEST: INTERMOUNTAIN GAS: BUREAU OF RECLAMATION: COMMENTS 4"~ ~ v ~"" ,D ~o OTHER: All Materials presented at public meetings shall become property of the City of Meridian. i • MERIDIAN CITY COUNCIL MEETING: JUNE 16. 1998 APPLICANT: TOM BEVAN ITEM NUMBER: 1 REQUEST: ANNEXATION AND ZONING OF 1.8 ACRES TO C-G - 3020 W. FAIRVIEW AVENUE AGENCY COMMENTS CITY CLERK: SEE ATTACHED MINUTES FROM 6/2/98 CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY: CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: MERIDIAN SCHOOL DISTRICT: MERIDIAN POST OFFICE: ADA COUNTY HIGHWAY DISTRICT: ADA COUNTY STREET NAME COMMITTEE: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: SETTLERS IRRIGATION: IDAHO POWER: US WEST: INTERMOUNTAIN GAS: BUREAU OF RECLAMATION: OTHER: All Materials presented at public meetings shall become property of the City of Meridian. • BEFORE THE MERIDIAN PLANNING AND ZONING COMMISSION TOM BEVAN APPLICATION FOR ANNEXATION AND ZONING N. 386.5' OF E. 206.55'OF W. 453.20' OF LOT 7, PLEASANT VALLEY SUBDIVISION 2030 W. FAIRVIEW AVE. MERIDIAN, IDAHO FINDINGS OF FACT AND CONCLUSIONS OF LAW The above entitled annexation and zoning application having come on for public hearing on October 14, 1997, at the hour of 7:00 o'clock p.m., the Applicant, Tom Bevan, appearing personally, the Planning and Zoning Commission of the City of Meridian having duly considered the evidence and the matter makes the following Findings of Fact and Conclusions of Law: FINDINGS OF FACT 1. The notice of public hearing on the application for annexation and zoning was published for two (2) consecutive weeks prior to said public hearing scheduled for October 14, 1997, the first publication of which was fifteen (15) days prior to said hearing; that the matter was duly considered at the October 14 , 1997, hearing; that the public was given full opportunity to express comments and submit evidence; and that copies of all notices were available to newspaper, radio and television stations. 2. The property included in the application for annexation and zoning is described in the application, and by this reference is incorporated herein as if set forth in full. The property is FINDINGS OF FACT-AND CONCLUSIONS OF LAW - Page 1 ANNEXATION AND ZONING - TOM BEVAN Finalized 10-28-97 approximately 1.8 acres in size. 3. The Applicant is not the record owner of the property; however, the record owner, Tressie Snodgrass, has consented to this application of the Applicant. 4. The property is presently zoned by Ada County as R-8, and is used for a personal residence and for agricultural purposes. The land has a single residence, a barn, outbuildings, and a pasture with livestock on it. The Applicant requests the property be zoned (C-G), General Retail and Service Commercial. The Applicant has requested the annexation and this zoning, and the application is not at the request of the City of Meridian. 5. The Applicant intends to develop a retail shopping center on the parcel. More specifically, Chelsea Square retail shopping center containing four shops to be leased to retail tenants. 6. The property is located at 2030 W. Fairview Avenue. The property adjoins the city limits of the City of Meridian 7. Tom Bevan, the Applicant, testified substantially as follows at the public hearing. He will comply with all staff comments, although he is unsure-how to comply with staff comment number 14, but would be willing to do anything suggested to change the design or anything else necessary to add to the curb appeal. The Applicant has tried to model the shops in the site plan after the GAP store in Boise. The buildings will be professional looking with gray stucco, and a monument sign is preferred along with signage on each building. The Applicant intends to avoid having an FINDINGS OF FF:CT AND CONCLUSIONS OF LAW - Page 2 ANNEXATION AND ZONING - TOM BEVAN Finalized 10-28-97 • anchor store or national franchise in the shopping center, but intends instead to attract regional or local businesses. The Applicant will, as the Fire Department's comments suggested, try to eliminate the 20 foot fire easement around the outside of the development. 8. In response to questions by Commissioner Borup, the address will be changed, per the fire department's request, to an odd number since it has always been incorrect. The Applicant also prefers a cross access with Econo Lube N'Tune that is deeper into the lot. The buildings can also be moved up closer to the road than they are, but there is only a driveway between them and the berm now. 9. In response to questions by Commissioner MacCoy, the Applicant testified that the buildings will be a stick frame with gray stucco and a sloped roof. There will be adequate pole lighting in the parking lot to provide safe lighting for customers. The lighting will not produce a glare, as the Applicant is striving to develop and upscale shopping center. 10. Commissioner Smith commented that there is too much asphalt on the site plan and there are trash collectors on the east and west sides of the development, with the back sides of the buildings showing from the street. The buildings are also too small, limiting future tenants. To eliminate a straight drive through on the cross access, the buildings can just be moved so cars would have to zigzag through the site. Commissioner Smith FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 3 ANNEXATION AND ZONING - TOM BEVAN Finalized 10-28-97 • • recommended that the Applicant hire an architect sooner than later to better design the site plan because the engineer's rendition is not attractive. The site needs some more landscaping and some other design approaches should be considered for laying out the buildings. In response, Mr. Bevan testified that he is just trying to get the annexation and zoning through at this point, and will comply with the comments, spruce up the site plan, and come back in later to get the conditional use permit approved. 11. The Assistant to the City Engineer, Bruce Freckleton, and the Planning and Zoning Administrator, Shari Stiles, submitted general comments and site specific comments. Their general comments and site specific comments are incorporated herein as if aet forth in full. Their general comments included the following: a. The legal description submitted with the application for annexation and zoning appears to have one minor error in the bearing along the north boundary of Section 8, T.3M., R.lE.,B.M., to the Point of Beginning. Please revise and resubmit to the City Clerk's office for review. b. The request for C-G along the frontage of Fairview Avenue is consistent with the Meridian Comprehensive Plan. c. A development agreement incorporating detailed conditions of approval is required as a condition of annexation. Their site specific comments included the following: a. Sanitary sewer service to this site will be via an extension of an existing mainline located in Wilson Lane. Approval of this application will be conditional upon our ability to accept the additional sanitary sewage generated by this proposed development. Applicant will be responsible to construct the sewer mains to and through this FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 4 AN1vEXATION AND ZONING - TOM BEVAN Finalized 10-28-97 ~ ~ proposed development. The Subdivision designer is to coordinate main sizing and routing with the Public Works Department. Sewer manholes are to be provided to keep the sewer lines on the south and west sides of centerline. b. Water service to this site will be via extensions of an existing ten-inch diameter main located in Wilson Lane. The Applicant shall construct the water mains to and through this proposed development. The Applicant is to coordinate main sizing and routing with the Public Works Department. c. High-pressure sodium streetlights will be required at locations designated by the Public Works Department. All streetlights shall be installed at Applicant's expense. Typical locations are at street intersections and/or fire hydrants. d. The Applicant shall provide parking lot lighting plans to the Meridian Public Works Department. Illumination of the site shall be designed so not to cause glare or adversely impact neighboring residential properties or the traveling. public, as determined by the City of Meridian. e. A drainage plan designed by a State of Idaho licensed architect or engineer is required and shall be submitted to the City Engineer with calculations (Ord. 557, 10-1-91) for all paved areas. All site drainage shall be contained and disposed of on-site. f. The requirements for D & B Supply called for a minimum 25-foot-wide berm beyond the required right- of-way along Fairview Avenue. The Econo-Cube Subdivision, directly to the west of the proposed site, must also meet this requirement. The Owner/Applicant on this project shall construct a berm adjacent to the south right-of-way line of Fairview Avenue a minimum of 25 feet in width ranging in height above the grade of the adjacent parking area from two feet to four feet. g. The Fairview Avenue berm will be landscaped and sprinkler irrigated in accordance with a detailed landscape plan to be submitted by developer and approved by the City. Said plan shall be submitted for review and approval prior to submittal of a building permit application. A minimum of one three-inch caliper tree per 1,500 square feet of FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 5 ANNEXATION AND ZONING - TOM BEVAN Finalized 10-28-97 asphalt is required. h. The Applicant shall provide certification by a landscape architect that three-inch caliper trees will thrive in the four-foot-wide planter area and at sgacing shown. Bumpers overhanging the planting strips would compromise the viability of trees in this area. i. The Applicant must comply with ACRD policy/approval for location and width of accesses and any necessary cross access agreements. A copy of the recorded warranty deed for additional right-of-way on Wilson Lane and Fairview Avenue, along with a letter of approval from the Ada County Highway District, is required prior to obtaining a building permit. The full right-of-way width needs to be dedicated on Wilson Lane to allow construction of utilities. j. Permanent easements shall be dedicated across the property for extension of public utilities. k. The Applicant will be required to construct curb, gutter and five-foot-wide sidewalk .along the frontage of Wilson Lane, and five-foot-wide separated sidewalk along the frontage of Fairview Avenue. All pedestrian walkways within the development should be a minimum of five feet wide. 1. All parking stalls are to be a minimum of 9'x19' with 25' driveways per City Ordinance. The parking layout shown does not meet these requirements. Compact. stalls may only be approved with the approval of the Planning and Zoning Commission. Based on a square footage of 8,000, 40 parking spaces are required. The number of parking spaces proposed exceeds this requirement; however, required spaces will be based on individual tenant square footages. The four-foot-wide landscape medians should be removed and wider landscape islands provided at each end of the center parking areas. m. The Applicant shall provide signage for handicapped accessible stalls in accordance with ADA. n. All. signage shall be in accordance with the standards set forth in Section 11-2-415 of the City of Meridian Zoning and Development Ordinance, the Uniform Sign Code, and shall receive design approval of the Planning and Zoning Department. A-frame and FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 6 ANNEXATION AND ZONING - TOM BEVAi4 Finalized 10-28-97 other temporary signs will not be permitted and will be removed upon 3 days notice to the Applicant. Sign permits are needed for all signage. Applicant indicates a single monument sign for all tenants of the center, and only one such sign is approved along the Fairview Avenue frontage as a condition of approval. .Council may want to specifically review individual signage. o. The Applicant shall provide a screened trash enclosure per City Ordinance Section 11-2-414.A.3. The applicant shall coordinate dumpster site locations with the City's solid waste contractor, Sanitary Services, Inc. The Applicant shall provide verification from Sanitary Services that the 14-foot driveway width is adequate for garbage trucks. The Applicant shall locate dumpsters so as not to impede fire access. The Fire Marshall has indicated that, unless all buildings are provided with a fire protection system, the minimum unencumbered driveway width around all buildings is 20 feet. p. The orientation of the buildings would not appear to lend itself to very desirable curb appeal and visibility for tenants wishing to locate here. q. The photocopied view of the proposed building indicated split masonry would be used, although the view does not appear to depict this type of material. The Applicant shall present additional information (i.e., photographs) of the actual construction materials. The P & Z Commission may also request elevations and color schemes for the entire development. 12. The Applicant did not respond in writing to the general and site specific comments of the Assistant to the City Engineer and the Planning and Zoning Administrator. 13. The Meridian Police Department, the Nampa & Meridian Irrigation District, and Central District Health submitted comments, which respective comments are incorporated herein as if set forth in full. 14. The Meridian Fire Department submitted comments, FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 7 ANNEXATION AND ZONING - TOri BEVAN Finalized 10-28-97 ~ ~ including the comment that the address will need to be changed. Its comments are incorporated herein as if set forth in full. 15. The Meridian Water Department submitted comments, including the comment that it recommends that a 8" or 10" water main be installed on the south side of Fairview Avenue for Domestic, Landscape, and Fire Usage. Also that the Wilson Lane main continue for additional domestic, landscape, and fire protection. Its comments are incorporated herein. 16. The Ada County Highway District has or may hereafter submit comments. Its submitted comments, if any, are incorporated herein as if set forth in full, and its comments hereafter submitted shall be incorporated herein as if set forth in full when submitted. 17 . There were no other comments Uv the rn,hl ; r- rAnarri; nrr f-1,; Q application. 18. The property is adjacent and abutting the present city limits of the City of Meridian. 19. The property which is the subject of this application is within the Area of Impact of the City of Meridian. 20. The entire parcel of the property is included within the Meridian Urban Service Planning Area as the Urban Service Planning Area is defined in the Meridian Comprehensive Plan. 21. The property can be physically serviced with City water and sewer, if applicant extends the lines. FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 8 ANNEXATION AND ZONING - TOM BEVAN Finalized 10-28-97 COPiCLU3ION8 OF LAW 1. All the procedural requirements of the Local Planning Act and of the Ordinances of the City of Meridian have been met; including the mailing of notice to owners of property within 300 feet of the external boundaries of the Applicant's property. 2. The City of Meridian has authority to annex land pursuant to Idaho Code Section 50-222 and Section 11-2-417 of the Ytevised and Compiled Ordinances of the City of Meridian. The exercise of the City's annexation authority is a legislative function. 3. The Planning and Zoning commission has judged this annexation and zoning application under Idaho Code Section 50-222, Title 67, Chapter 65, Idaho Code, Meridian City Ordinances, Meridian Comprehensive Plan, as amended, and the record submitted to it and things of which it may take judicial notice. 4. There has been compliance with all notice and hearing requirements set forth in Title 67, Chapter 65, Idaho Code, and the Ordinances of the City of Meridian. 5. The Commission may take judicial notice of government ordinances, and policies, and of actual conditions existing within the City and State. 6. The land within the proposed annexation is contiguous to the present city limits of the City of Meridian, and the annexation would not be a shoestring annexation. 7. The annexation application has, been initiated by the Applicant, and is not upon the initiation of the City of Meridian. FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 9 ANNEXATION AND ZONING - TOM BEVAN Finalized 10-28-97 • ~ 8. Meridian has, and is, experiencing a population increase; that there are pressures on land previously used for agricultural uses to be developed into residential subdivision lots and other uses. 9. The following pertinent statements are made in the Meridian Comprehensive Plan and are specifically applicable to this Application: 1. Under ECONOMIC DEVELOPMENT COMMERCIAL ACTIVITY CENTERS at page 17 Retail, commercial and office development are frequent partners within Commercial Activity Centers. In order to support residential and industrial developments, areas should be set aside as Commercial Activity Centers and their development carefully guided. Various commercial activity centers are designated on the generalized land use map. Planning policies pertaining to commercial activity centers are presented in the land use chapter of the plan. MIXED-PLANNED USE DEVELOPMENT AREAS at page 17 Mixed use is a planning category which refers to the coordinated development of several major uses as part of a single project, such as specialty retail/commercial, variable density residential, offices, motels, industrial, service, commercial, and public and semi-public uses. Certain areas have been designated for mixed-planned uses. The development of mixed and planned compatible land uses should be carefully guided through specific project plans, in accordance with the mixed-use policies contained in the Land Use chapter of the Plan. Economic Development Goal Statement Policies, Page 18 1.1 The City of Meridian shall make every effort to create a positive atmosphere which FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 10 ANNEXATION AND ZONING - TOM BEVAN Finalized 10-28-97 • i encourageB industrial and commercial enterprises to locate in Meridian. 1.2 It is the policy of the City of Meridian to set aside areas where commercial and _industrial interests and activities are to dominate. 1.3 The character, site improvements and type of new commercial or industrial developments should be harmonized with the natural environment and respect the unique needs and features of each area. 1.5 Strip industrial and commercial uses are not in compliance with the Comprehensive Plan. 1.6 It is the policy of the City of Meridian to support shopping facilities which are effectively integrated into new or existing residential areas, and plan for new shopping centers as growth and development warrant. (Emphasis added.) 2. Under LAND USE EXISTING CONDITIONS, Page 21 Commercial and retail areas are established along major arterials, and include small commercial center and individual businesses. Uses include retail, wholesale, service, office, and limited manufacturing. Area of Impact, Page 22 Comprehensive Plan Man The proposed future land use delineations for the impact area are shown on the Comprehensive Plan Map - Generalized Land Uses, The land use element is based upon these objectives: 4. Planned mixed uses along I-84, Franklin Road, U.P. Railroad, and Fairview Avenue corridors. (Emphasis added.) COMMERCIAL ACTIVITY CENTERS, Page 25 In all cases, the locations of Commercial Activity Centers should be guided by performance and developments standards. These standards consider, among other aspects: FINDI:~iGS OF FACT AND CONCLUSIONS OF LAW - Page 11 ANNEXATION AND ZONING - TOM BEVAN Finalized 10-28-97 • 1. Traffic Volume and Type 2. Trip Generation 3. Impacts on Arterial Street System 4. Proximity to Other Commercial Development 5. Impacts on Neighborhood Residential Areas 6. Accessibility of Site r7. Parking Demands 8. Pedestrian Circulation 9. Available Utility Systems 10. Aesthetics (Design Considerations) 11. Use Impacts Upon Other Adjacent Uses 12. Internal Circulation Design 13. Drainage COMMERCIAL POLICIES, Page 26 4.6U Community shopping centers will be encouraged to locate at arterial intersections and near high-traffic intensity areas. (Emphasis added.) Page 28 These areas are within Ada County, but nearly surrounded by the City of Meridian. The area is characterized by large rural lots, and a sparse development pattern. In order to stimulate planned development in these areas, the following policies apply: 5.16U All development requests will be subject to development review and conditional use permit processing to ensure neighborhood compatibility. 5.17U A variety of coordinated, planned and compatible land uses are desirable for this area, including low-to-high density residential, office, light industrial and commercial land uses. 5.18U Existing residential properties will be protected from incompatible land-use development in this area. Screening and buffers will be incorporated into all development requests in this area. 5.19U A planned community shopping center is anticipated near the Locust Grove rr^INDINGS OF FACT AND CONCLUSIONS OF LAW - Page 12 ANNEXATION AND ZONING - TOM BEVAN Finalized 10-28-97 Road/Fairview Avenue intersection. Rural Areas, page 29 Land covered by this policy section has characteristics which generally allow for agricultural and rural residential activity due to the existence of irrigation systems, soil characteristics and relative freedom from conflicting urban land uses. Where community growth creates pressure for new development, it must be recognized that agricultural land can no longer economically continue to be identified or used as agricultural land to the exclusion of orderly city growth and development." 3. Under TRANSPORTATION, Page 43 Existing Conditions a. Cherry Lane/Fairview, East of Meridian Road, is listed as a principal arterial b. Locust Grove, Franklin to Ustick is listed as a Minor arterial. 4. Under COMMUNITY DESIGN, at Page 71 Community Identification Goal Statement Create visual quality and functional identity for the City of Meridian and its surrounding environment. Policies 1.1 All commercial and industrial developments should be reviewed by the City for adequate site planning. 1.3 Open space areas within all development should be encouraged. 1.4 Major entrances to the City should be enhanced and emphasized. Unattractive land uses along these entrances should be screened from view. FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 13 ANNEXATION AND ZONING - TOM BEVAN Finalized 10-28-97 • • Special Community Design Areas Goal Statement 2.1U Require businesses and government to install and maintain landscaping. _2.2U Encourage area beautification through uniform sign design that enhances the community. 2.3U Encourage the beautification of streets, parking lots, public lands, and state highways. 2.5U Encourage the use of attractive open space, landscaping, lighting, and street furniture for the benefit of the public. Entrywav Corridors Entryway corridors are arterial roadways entering the community that introduce both visitors and residents to Meridian. City-designated gateway arterials include the following streets: c. Fairview Avenue (East entrance) Entryway corridors are a community's front door. It is acknowledged that the corridor's trees (or lack thereof), commercial signage, and site character. provide the first, and often times the most lasting, unpression of the entire community. Therefore, the entire community and, most specifically its governing bodies, have the right and the responsibility to guide the development and redevelopment that occurs along entryway corridors. Entrance Corridors Goal Statement Promote, encourage, develop and maintain aesthetically-pleasing entrances to the City of Meridian. Policies 4.2U Support ACHD corridor development standards for the entryways to the City. 4.3U Use the Comprehensive Plan, subdivision regulations, and zoning to discourage strip development and encourage clustered, landscaped FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 14 ANNEXATION AND ZONING - TOM BEVAN Finalized 10-28-97 ~- s business or residential development on entrance corridors. 4.4U Encourage landscaped setbacks for new development on entrance corridors. The City shall require, as a condition of development approval, landscaping along all entrance corridors. Ouality of Environment Goal Statement Policies 5.2U Ensure that all new development enhances rather than detracts from the visual quality of its surroundings, especially in areas of prominent visibility. Neighborhood Identify Goal~Policies, 6.1U All Meridian neighborhoods will be served with sidewalks, curb and gutters, and functional streets. 6.4U Limit the conversion of predominantly residential neighborhoods to nonresidential uses, and require effective buffers and mitigation measures through conditional use permits when appropriate nonresidential uses are proposed. 10. The property is included within an area designated on the Generalized Land Use Map in the Meridian Comprehensive Plan as a Mixed/Planned Use Development area and a commercial designation is just to the west of the parcel. 11. The requested zoning of General Retail and Service Commercial, (C-G) is defined in the Zoning Ordinance at 11-2-408 B. 11. as follows: ~C-G1 General Retail and Service Commercial: The purpose of the (C-G) District is to provide for commercial uses which are customarily operated entirely or almost entirely within a building; to provide for a review of the impact of proposed commercial uses which are auto and service oriented and are located in close proximity to major highway or arterial streets; to fulfill the need of travel-related services as well as retail sales for the transient and permanent motoring FINDINGS OF FACT AND COP'CLUSIONS OF LAW - Page 15 ANNEXATION AND ZONING - TOM BEVAN Finalized 10-28-97 public. All such districts shall be connected to the Municipal Water and Sewer systems of the City of Meridian, and shall not constitute strip commercial development and encourage clustering of commercial development. 12. That Section 11-2-409, ZONING SCHEDULE OF USE CONTROL, B, Commercial, lists commercial uses allowed in the various zoning districts of the City; that Retail Stores are listed as permissible uses in the General Retail and Service Commercial (C-G) district. However, this parcel of land is within the Mixed-Use area at Locust Grove Road and Fairview Avenue as defined by the City of Meridian Comprehensive Plan quoted in paragraph 9 subsection (2) above. 13. That the City of Meridian Comprehensive Plan, under LAND USE, Mixed-Use Area at Locust Grove Road and Fairview Avenue, in 5.16U, states that all development requests will be subject to development review and conditional use permit processing to insure neighborhood compatibility. 14. Therefore, by the authority of the City of Meridian under the Comprehensive Plan, a conditional use permit is required for Applicant to operate retail stores on this parcel of land. 15. That Planned Development is defined in 11-2-403 B, at page 20 of the Zoning Ordinance booklet, as follows: An area of land which is developed as a single entity for a number of uses in combination with or exclusive of other supportive uses. A PD may be entirely residential, industrial, or commercial or a mixture of compatible uses. A PD does not necessarily correspond to lot size, bulk, density, lot coverage required, open space or type of residential, commercial or industrial uses as established in any one or more created districts or this Ordinance. and a Planned General Development is defined as follows: FINDINGS OF FACT A*ID CONCLUSIONS OF LAW - Page 16 ANNEXATION AND ZONING - TOM BEVAN Finalized 10-28-97 ** TX CONFIRMAT~ REPORT ** AS OF MAY 27 '95~~51 PAGE.01 CITY OF MERIDIAN DATE TIME TO~FROM 05 05127 11 41 3758669 MODE MIN~SEC PGS CMD# STATUS G3--S 09' S8" 017 082 OK Mayor NUB OF TRE.iSURE VALLEY ROBER7 p, CORRIE A GOOd Place to Live CITY OF MERIDIAN CHARLES ROUNTREE 33 EAST IDAHO GLENN BENTLEY MIRRIDIAN. IDAHO 83642 RON ANDERSON Phont (208) 888433 • Fax (208) 887.4813 KEITH 81RD LEG.~L OEPART~16NT ('_08) $3117 ~1 PUBLIC WORKS BUILDING DEPARTMENT 1'081887.2211 PLANNING AND ZONING DEPARTMENT (208133s-5537 FACSIMILE COVER SHEET FAX-NUMBER: ~~ S ` ~~,Q ~ 1 DATE: TO _1{1~ TITLEIDEPARTMENT: ~~~ "~-~ CONFIDENTIAL: YES NO TOTAL NUMBER OF PAGES (INCLUDING COVER SHEET): FROM: CITY OF MERIDIAN - FAX NUMBER: (208) 888-4218 TITLE/DEPARTMENT:,~ ~.xi~'lJ ~ ~~IC,~ COMMENTS: PLEASE CALL US IF YOU DO NOT RECEIVE ALL FAX TRANSACTIONS SUCCESSFULLY (208) 888-4433. i • A development not otherwise distinguished under Planned Commercial, Industrial, Residential Developments, or in which the proposed use of interior and exterior spaces requires unusual design flexibility to achieve a completely logical and complimentary conjunction of uses and functions. This PD classification applies to essential public services, public or private recreation facilities, institutional uses, community facilities or a PD which includes a mix of residential, commercial or industrial uses. and a Planned Commercial Development is defined as follows: Any development in which the principal use of land is for commercial purposes. 16. That in 1992 the Idaho State Legislature passed amendments to the Local Planning Act, which in 67-6513 Tdaho Code, relating to subdivision ordinances, states as follows: Each such ordinance may provide for mitigation of the effects of subdivision development on the ability of political subdivisions of the state, including school districts, to deliver services without compromising quality of service delivery to current residents or imposing substantial additional costs upon current residents to accommodate the subdivision. that the City of Meridian is concerned with the increase in population that is occurring and with its impact on the City being able to provide fire, police, emergency health care, water, sewer, parks and recreation services to its current residents and to those moving into the City; the City is also concerned that the increase in population is burdening the schools of the Meridian School District which provide school service to current and future residents of the City; that the City knows that the increase in population, and the housing for that population, does not sufficiently increase the tax base to offset the cost of providing fire, police, emergency health care, water; sewer, parks and FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 17 ANNEXATION ANL ZONING - TOM BEVAN Finalized 10-28-97 recreation services; and the City knows that the increase in population does not provide sufficient tax base to provide for school services to current and future students; that the industrial and commercial developments do provide taxes for providing fire, police, emergency health care, water, sewer, parks and recreational services for people that are here, and which will come here. 17. That pursuant to the instruction, guidance, and direction of the Idaho State Legislature, the City may impose either a development fee or a transfer fee on residential property, which, if possible, would be retroactive and apply to all lots in the City, because of the imperilment to the health, welfare, and safety of the citizens of the City of Meridian. 18. That Section 11-9-605 G 1. states as follows: Planting strips shall be required to be placed next to incompatible features such as highways, railroads, commercial or industrial uses to screen the view from residential properties. Such screening shall be a minimum of twenty feet (20') wide, and shall not be a part of the normal street right of way or utility easement. 19. That Section 11-9-605 L states, in part, as follows: All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing, or lying adjacent and contiguous, or which canals, ditches or laterals touch either or both sides of the area being subdivided, shall be covered and enclosed with tiling or other covering equivalent in ability to detour access to said ditch, lateral or canal. 20. That 11-9-607 A, of the Subdivision Ordinance, states in part as follows: '~ The City's policy is to encourage developers of land development and construction projects to utilize the provisions of this Section to achieve the following: FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 18 ANNEXATIJN AND ZONING - TOM BEVAN Finalized 10-28-97 ! • 1. A development pattern in accord with the goals, objectives and policies of the Comprehensive Plan . ., 5. A more convenient pattern of commercial, residential and industrial uses as well as public services which support such uses.r 21. That 11-9-607 E, of the Subdivision Ordinance, states in part as follows: A PD shall be allowed only as a Conditional Use in .each district subject to the standards and procedures set forth in the Section. A PD shall be governed by the regulations of the district or districts in which said PD is located. The approval of the Final Development Plan for a PD may provide for such exceptions from the district regulations governing use, density, area, bulk, parking, signs, and other regulations as may be desirable to achieve the objectives of the proposed PD, provided such exceptions are consistent with the standards and criteria contained in this Section. 22. That 11-9-607 F, of the Subdivision Ordinance, states in part as follows: 1. Planned Developments - Planned developments shall be subject to requirements set forth in the Zoning Ordinance and also subject to all provisions within this Ordinance. . . 8. Financial Guarantees - The developer shall post financial guarantees for all approved on-site improvements if required pursuant to 9-606 C. 23. Since the annexation and zoning of land is a legislative function, the City has authority to place conditions upon the annexation of land. See Burt vs. The City of Idaho Falls, 105 Idaho 65, 665 P2d 1075 (1983). 24. The development of the annexed land, if annexed, shall meet and' comply with the Ordinances of the City of Meridian including, but not limited to: Section 11-9-616 which pertains to FINDINGS OF FACT AND CONCLUSIONS OF LAW - Paa_e 19 ANNEXATION AND ZONING - TOM BEVAN Finalized 10-28-97 development time schedules and requirements; Section 11-9-605 M, which pertains to the piping of ditches; and Section 11-9-606 B 14., which pertains to pressurized irrigation systems. 25. The development of the property shall be subject to and controlled by the Zoning and Subdivision and Development Ordinance of the City of Meridian. 26. Section 11-2-417 D of the Zoning and Development Ordinance provides in part as follows: If property is annexed and zoned, the City may require or permit, as a condition of the zoning, that an owner or developer make a written commitment concerning the use or development of the subject property. If a commitment is required or permitted, it shall be recorded in the office of the Ada County Recorder and shall take effect upon the adoption of the ordinance annexing and zoning the property, or prior if agreed to by the owner of the parcel. It is concluded, however, that it is more appropriate to enter into a development agreement for the development of the property, and therefore as a condition of annexation, a development agreement must be entered into prior to development of the property or issuance of final plat approval. 27. As a condition of annexation and the zoning of (C-G) General Retail and Service Commercial, the Applicant shall enter into a development agreement as authorized by 11-2-416 L and 11-2- 417 D. The development agreement shall address, but not be limited to, the following matters: . a. Inclusion into the development the requirements of 11-9-605; b. Payment by the Applicant, or if required, any FINDINGS OF FACT-AND CONCLUSIONS OF LA~n? - Page 20 ANNEXATION AND ZONING - TOM BEVAN Finalized 10-28-97 • successors in interest, assigns, heirs, executors or personal representatives, of any impact, development, or transfer fee, adopted by the City; c. Addressing the property access linkage, screening, buffering, transitional land uses and traffic study; d. An impact fee, or fees for fire, police, emergency health care, water, sewer, and parks and recreation services as determined by the City; e. Appropriate berming and landscaping; f. Submission and approval of any required plats; g. Submission and approval of individual building, drainage, lighting, parking, and other developmental plans of the property; h. Harmonizing and integrating the site improvements with the surrounding residential development and other development; i. Addressing and complying with the present general and site specific comments of and the comments hereafter made by the Planning and Zoning Administrator; j. Addressing and complying with the present general and site specific comments of and the comments hereafter made by the City Engineer and the Assistant to the City Engineer; k. Addressing and complying with the comments and requirements of the Ada County Highway District; 1. Addressing and complying with the comments and requirements of other governmental agencies submitting comments; m. The sewer and water requirements; n. Traffic plans and access into and out of any development; and o. Any other items or matters deemed necessary by the City Staff, including design review of all development, and conditional use processing. FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 21 ANNEXATION AND ZONING - TOM BEVAN Finalized 10-28-97 • 28. That Section 11-2-417 D of the Meridian Zoning Ordinance states that a development agreement should be recorded in the office of the Ada County Recorder and take effect upon the adoption of the ordinance annexing and zoning the property, or prior if agreed to by the owner of the parcel. That it has been the experience of the City that development agreements are difficult to enter into prior to the annexation ordinance being passed; that it is concluded that the development agreement shall be entered into prior to .the final plat being approved and prior to issuance of any building permits. 29. The development of the property as a (C-G) General Retail and Service Commercial District, as requested by the Applicant, would be compatible to the development in the surrounding area. 30. It is therefore concluded that the annexing and zoning of the property is in the best interest of the City of Meridian, and it is concluded that the annexation shall be conditioned upon meeting the requirements of these Findings of Fact and Conclusions of Law and if they are not met the land may be de-annexed. 31. The requirements of the Meridian City Engineer, Meridian Planning and Zoning Administrator, Meridian Water District, Meridian Fire Department, Ada County Highway District, Central District Health Department, the Nampa & Meridian Irrigation District and other governmental agencies shall be met and addressed in a development agreement. 32. All ditches, canals, and waterways shall be tiled as a FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 22 ANNEXATION AND ZONING - TOM BEVAN Finalized 10-28-97 • condition of annexation and if not so tiled, the property shall be subject to de-annexation. 33. Pressurized irrigation shall be installed and constructed, and if not so done the property shall be subject to de-annexation. 34. The Applicant shall be required to connect the property to Meridian water and sewer, extend the water and sewer lines to serve the property, and resolve how the water and sewer mains will serve the property, all of which shall be at the Applicant's, or its successor's, or successors' cost and expense. Said water and sewer requirements shall be performed on or before the time that the Applicant or its successor, or successors desire to use the property or place a user on the property. 35. These conditions shall run with the land and bind the Applicant and its successors in interest, assigns, heirs, executors or personal representatives. 36. With compliance of the conditions and requirements contained herein, the annexation and zoning of the property as (C- G) General Retail and Service Commercial District would be in the best interest of the City of Meridian. 37. If these conditions of approval are not met, the property shall not be annexed or if already annexed, it shall be de-annexed. FINDINGS OF FACT AND CnNCLUSIONS OF LAW - Page 23 ANNEXATION AND ZONING - TOM BEVAN Finalized 10-28-97 ~ ~ APPROVAL OF FINDINGS OF FACT AND CONCLUSIONS OF LAW The Planning and Zoning Commission of the City of Meridian hereby adopts and approves these Findings of Fact and Conclusions of Law. ROLL CALL COMMISSIONER BORUP COMMISSIONER MACCOY COMMISSIONER SMITH COMMISSIONER NELSON CHAIRMAN JOHNSON (TIE BREAKER) VOTED ~- VOTED ~~. VOTED VOTED VOTED v(~~4~ DECISION AND RECOI~II~~NDATION The Planning and Zoning Commission hereby recommends that the property set forth in the application be approved by the City Council for annexation and zoning under the conditions set forth in these Findings of Fact and Conclusions of Law, including that the Applicant or its successors in interest, assigns, heirs, executors or personal representatives enter into a development agreement; that if the Applicant is not agreeable with these Findings of Fact and Conclusions of Law and/or is not agreeable with entering into a development agreement, the property should not be annexed. MOTION: APPROVED: (il t'~j`l 7 DISAPPROVED: FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 24 ANNEXATION AND ~;ONING - TOM HEVAN Finalized 10-28-97 APPROVAL OF FINDINGS OF FACT AND CONCLUSIONS The Meridian City Council Hereby adopts and approves these Findings of Fact and Conclusions. ROLL CALL COUNCILMAN BIRD COUNCILMAN BENTLEY COUNCILMAN ROUNTREE COUNCILMAN ANDERSON MAYOR CORRIE (TIE BREAKER) DECISION VOTED VOTED VOTED VOTED VOTED The Meridian City Council hereby decides, based on these Findings of Fact and Conclusions of Law, the Conditional Use Permit requested by the Applicant for the property described in the Application is denied. MOTION: APPROVED: DISAPPROVED: FINDINGS OF FACT AND CONCLUSIONS OF LAW ANNEXATION & ZONING -TOM BEVAN 0 July 13, 2000 PP 00-0 l 2 MERIDIAN CITY COUNCIL MEETING JUIy 18, 2000 APPLICANT Thomas Bevan ITEM NO. REQUEST Preliminary Plat approval for proposed Cafarelli Industrial Subdivision of 3 building lots on 5.40 acres in an I-L zone -north side of Franklin Road and west of Linder Road AGENCY CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: MERIDIAN SCHOOL DISTRICT: MERIDIAN POST OFFICE: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: SETTLERS IRRIGATION: IDAHO POWER: US WEST: INTERMOUNTAIN GAS: BUREAU OF RECLAMATION: COMMENTS See attached recommendations ~~ k~d ~I~ l OTHER: Contacted: '~~YI~YY~S CiE.Ya.-w' Date: ~ (~ ~ ~~ Phone: ~ ~ ~j - 7c~'Z 3 • • Materials presented at public meetings shall become property of the City of Meridian. • • BEFORE THE PLANNING AND ZONING COMMISSION IN THE MATTER OF THE REQUEST FOR PRELIMINARY PLAT FOR CAFARELLI INDUSTRIAL SUBDIVISION, Case No. PP-00-012 RECOMMENDATION TO CITY COUNCIL THOMAS M. BEVAN, JR., Applicant 1. The property is approximately 5.4 acres in size and is generally located at the north side of Franklin, 600 ft west of Linder Road in Meridian, Idaho. 2. :The owner of record of the subject property is Thomas Bevan Jr. of Boise. 3. .The Applicant is Bill Cafarelli, Cascade Builders of Boise, Idaho. 4. The subject property is currently zoned I-L. The zoning of I-L is defined within the City of Meridian's Zoning and Development Ordinance Section 11-7-2. 5. The proposed site of the subject property is vacant except for a partially completed building on the proposed Lot 3. 6. The subject property is within the city limits of the City of Meridian. 7. The entire parcel of the property is included within the Meridian Urban Service Planning Area as the Urban Service Planning Area is defined in the Meridian Comprehensive Plan. RECOMMENDATION TO CITY COUNCIL - 1 PRELIMINARY PLAT -CAFARELLI INDUSTRIAL SUBDIVISION BY THOMAS M. BEVAN JR. • • manner: 3-Lot Industrial Subdivision. 9. There are no significant or scenic features of major importance that affect the consideration of this application. RECOMMENDATION The Meridian Planning and Zoning Commission hereby recommends to the City Council of the City of Meridian that they approve the preliminary plat as requested by the Applicant for the property described in the application, subject to the following: Adopt the Planning and Zoning Administrator and Assistant City Engineer Recommendations as follows: 1.1 Sanitary sewer service to Lots 2 and 3 of this development will be via extensions from existing mains installed in Franklin Road. Service to Lot 1 is not available at this time. Lot 1 will be served from a branch of the future Blaclc Cat Trunk. If this subdivision is approved, sanitary restrictions will remain in force on Lot 1. Subdivision designer to coordinate main sizing and routing with the Public Worlcs Department. 1.2 Water service to this site will be via an extension from the existing main installed in Franklin Road. Applicant will be responsible to construct the water mains to and through this proposed development. Subdivision designer to coordinate main sizing and routing with the Public Worlcs Department. Please provide the Public Works Department with information on anticipated fire flow and domestic water requirements for the proposed site. Water service to this development is contingent upon positive results from a hydraulic analysis by our computer model. Flow and pressure from the existing mains should be monitored with the Meridian Water Department. 1.3 Underground year-round pressurized irrigation must be provided to all landscape areas on site. Please submit hook-up and design details based RECOMMENDATION TO CITY COUNCIL - 2 PRELIMINARY PLAT -CAFARELLI INDUSTRIAL SUBDIVISION BY THOMAS M. BEVAN )R. • • on the proposed landscaping. Due to the size of landscaped area, primary water supply connection to the City's mains will not be allowed. Applicant shall be required to utilize any existing surface or well water for the primary source. If City water is proposed as a secondary source, developer shall be responsible to pay water assessments for the entire landscaped area. 1.4 Applicant has not indicated whether the pressurized irrigation system within this development is to be owned and maintained by an association or the Nampa ~ Meridian Irrigation District. If the system is being proposed as a private system, plans and specifications for the irrigation system shall be reviewed by the Public Worlcs Department as part of the development plan review process. A draft copy of the pressurized irrigation system O&M manual must be submitted prior to plan approval. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. If a creek or well source is not available, asingle-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer shall be responsible for the payment of assessments for the landscaped area along Franklin Road prior to signature on the final plat. If City water is proposed as a secondary source, developer shall be responsible to pay water assessments for the entire landscaped area. 1.5 The Comprehensive Plan designates Franklin Road as an entryway corridor. As such, staff recommends the Franklin landscape buffer be a minimum of 35 feet in width beyond the required right-of-way and constructed by the developer as a condition of the plat. This requirement does not include interior lot landscaping. Interior landscaping on each lot will be dealt with on a site-by-site review basis as part of the Certificate of Zoning Compliance and building permit process. The 20-foot-wide landscape area shown on the plat was discussed when minimum requirements were detailed for construction of the Interstate Batteries building; however, staff feels the 35-foot requirement placed on other plats/conditional use permit applications is warranted. As no development agreement or conditional use permit is required for this preliminary plat, conditions beyond ordinance requirements cannot be imposed. This statement is included for informational and discussion purposes only. The Planning and Zoning Commission recommends Lot 1 and Lot 2 remain at 35 feet, as Lot 3 is already 20 feet RECOMMENDATION TO CITY COUNCIL - 3 PRELIMINARY PLAT -CAFARELLI INDUSTRIAL SUBDIVISION BY THOMAS M. BEVAN JR. • • 1.6 The landscape buffer along Franklin Road shall be placed within a permanent landscape easement beyond the future right-of-way and designated as such on the plat. Staff recommends that the landscape buffer area be bermed and that no stormwater retention area be allowed within the landscaped setback unless design details are submitted that clearly show the area will comply with the goals of the Comprehensive Plan. If these areas are indeed retention ponds, standing water within the ponds could be a common occurrence and create nuisance conditions. Depressed areas for stormwater detention do not create an aesthetically pleasing appearance desired along entryway corridors. 1.7 Detailed landscape plans for the Franklin Road landscape buffer shall be submitted for review and approval with the Final Plat application. A letter of credit or cash surety will be required for the improvements prior to City signature on the Final Plat. 1.8 The driveway locations as shown do not meet Ada County Highway District requirements. A shared driveway approach is to be located on the common property line between Lots 1 and 2. The driveway on Lot 3 is to be removed, with access to be taken from the 60' access easement/public or private road on the eastern property boundary. All driveway locations are to be in compliance with Ada County Highway District requirements. 1.9 There is an existing landlocked piece of property north of the Eight Mile Lateral that is adjacent to this property. A 60-foot-wide access easement is shown on the easterly boundary of the plat. Although the Ada County Highway District references a future public road to the landlocked parcel from Linder Road, no plans have been submitted for approval by the City of Meridian. The 60-foot-wide access easement shall be shown as a public road unless approved as a private road by the City Council. All roadways are to be in compliance with Ada County Highway District requirements. There will be a removal one when the 60 foot road becomes public. 1.10 No waiver of the tiling requirement has been requested for the Eight Mile Lateral. If the Eight Mile Lateral is not piped, permanent, non- combustible fencing shall be required along the easement of the Eight Mile Lateral. Submit detailed fencing plans for review and approval with submittal of the Final Plat. All required fencing is to be in place prior to RECOMMENDATION TO CITY COUNCIL - 4 PRELIMINARY PLAT -CAFARELLI INDUSTRIAL SUBDIVISION BY THOMAS M. BEVAN JR. • ~ issuance of building permits. 1.11 The proposed restrictive covenants submitted with the preliminary plat need to be reviewed by the City Attorney and approved by the Meridian City Council. The dimensional standards shown on page 6 appear to be incorrect and do not meet City Ordinance requirements. The minimum front setback requirement in an I-L zone is 35 feet. 1.12 Add "and City of Meridian Zoning Schedule of Use Control" to the end of Note 11. 1.13 Any existing irrigation/drainage ditches crossing the property to be included in this project shall be tiled per City Ordinance. The ditches to be piped should be shown on the site plans. Plans will need to be approved by the appropriate irrigation/drainage district, with written confirmation of said approval submitted to the Public Works Department. No variances have been requested for tiling of any ditches crossing this project. 1.14 Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service per City Ordinance. Wells may be used for non-domestic purposes such as landscape irrigation. 1.15 Off-street parking shall be provided in accordance with City of Meridian Zoning and Development Ordinance (Ord. 11-13). 1.16 Paving and striping shall be in accordance with the standards set forth in the City of Meridian Zoning and Development Ordinance (Ord. 11-13- 4) and in accordance with Americans with Disabilities Act (ADA) requirements. 1.17 A drainage plan designed by a State of Idaho licensed architect or engineer is required and shall be submitted to the City Engineer for all off-street parking areas. All site drainage shall be contained and disposed of on-site. 1.18 Outside lighting shall be designed and placed so as not to direct illumination on any nearby residential areas and in accordance with City Ordinance Section 1 1-13-4.C. and 12-5-2.M. RECOMMENDATION TO CITY COUNCIL - 5 PRELIMINARY PLAT -CAFARELLI INDUSTRIAL SUBDIVISION BY THOMAS M. BEVAN JR. • • 1.19 All signage shall be in accordance with the standards set forth in the City of Meridian Zoning and Development Ordinance (Ord. 11-14). No temporary signage, flags, banners or flashing signs will be permitted. 1.20 Provide five-foot-wide sidewalks in accordance with City Ordinance (Ord. 12-5-2.I~). 1.21 All construction shall conform to the requirements of the Americans with Disabilities Act. 1.22 Submit letter from the Ada County Street Name Committee, approving the subdivision and street names. Make any corrections necessary to conform. 1.23 Coordinate fire hydrant placement with the City of Meridian Public Works Department. 1.24 Assessment fees for water and sewer service are determined during the building plan review process. Applicant shall be required to enter into a Re-Assessment Agreement with the City of Meridian for all commercial uses. 1.25 Two-hundred-fifty and 100-watt, high-pressure sodium streetlights will be required at locations designated by the Public Works Department. All streetlights shall be installed at subdivider's expense. Typical locations are at street intersections and/or fire hydrants. Adopt the Central District Health Department's Recommendations as follows: 1.26 The Applicant's central sewage and central water plans must be submitted to and approved by the Idaho Department of Health ~ Welfare, Division of Environmental Quality. 1.27 Run-off is not to create a mosquito breeding problem. 1.28 Stormwater shall be pretreated through a grassy swale prior to discharge to the subsurface to prevent impact to groundwater and surface water quality. 1.29 The Engineers and architects involved with the design of the subject RECOMMENDATION TO CITY COUNCIL - 6 PRELIMINARY PLAT -CAFARELLI INDUSTRIAL SUBDIVISION BY THOMAS M. BEVAN JR. • • project shall obtain current best management practices for stormwater disposal and design a stormwater management system that prevents groundwater and surface water degradation. Adopt the Recommendations of the Ada County Highway District as follows: 1.30 Dedicate 48-feet of right-of-way from the centerline of Franklin Road abutting the parcel by means of recordation of a final subdivision plat or execution of a warranty deed prior to issuance of a building permit (or other required permits), whichever occurs first. 1.31 Locate a 24 to 30-foot wide driveway, approximately 210-feet east of the west property line as a shared driveway between Lots 1 and 2 as proposed. Pave the driveway its full required width and at least 30-feet beyond the edge of pavement of Franklin road and install pavement tapers with 15-foot radii abutting the existing roadway edge. 1.32 Locate a temporary driveway as proposed approximately 140 feet west of the east property line. This temporary driveway will be eliminated when a shared driveway or public street is constructed within the existing 60-foot access easement. Pave the access its full required width and at least 30-feet beyond the edge of pavement of Franklin road and install pavement tapers with 15-foot radii abutting the existing roadway edge. 1.33 Construct 5-foot wide concrete sidewalk on Franklin Road abutting the three parcels. Locate the sidewalk within 2-feet of the new right-of-way. Coordinate the location, elevation and grade of the sidewalk with District staff. 1.34 Provide the District with a recorded cross access agreement among the three parcels for shared access to the public street system. 1.35 Provide the District with a recorded cross access agreement across Parcel 3 for access to the parcel to the north for the shared access to the public street system. 1.36 Utility street cuts in the new pavement are not allowed unless approved in writing by the District. RECOMMENDATION 'Y'O CITY COUNCIL - 7 PRELIMINARY PLAT -CAFARELLI INDUSTRIAL SUBDIVISION BY THOMAS M. BEVAN JR. • ~ 1.37 Restrictions on the width, number and locations of driveways shall be placed on future development of this parcel. 1.38 Other than the access point specifically approved with this application, direct lot or parcel access to Franklin Road is prohibited. Z:\Work\M\Meridian 15360M\Reconunendations\PP012Cafarelli.wpd RECOMMENDATION TO CITY COUNCIL - 8 PRELIMINARY PLAT -CAFARELLI INDUSTRIAL SUBDIVISION BY THOMAS M. BEVAN JR.